What the data says
Niseko's official transaction record is thinner and more uneven than its reputation suggests. Across Kutchan and Niseko Town, MLIT's buyer survey recorded 890 land and house sales from 2015 to 2025, roughly 60 to 90 a year apart from a 2019 spike, and not a single resale condominium, so the ski-area apartments that dominate international listings do not appear here at all. What the data does show is a step up. Land-only plots held at about ¥11,000–12,000/㎡ from 2015 to 2018, and houses (priced per ㎡ of land) roughly doubled between 2015–18 and 2023–24; 2025 was then the highest year on record for both, at ¥45,161/㎡ for land and ¥118,606/㎡ for houses. Only 44 and 31 sales sit behind those 2025 figures, so one year can swing hard. The steadier guide is the three-year district figure: sales in Kutchan's town-centre grid fetched a median ¥54,000/㎡ in 2023–2025, about 2.7 times the 2015–2017 level. The Niseko Hirafu address (ニセコひらふ) appears just 9 times in eleven years, too few to quote as a price level. Brokers' closed prices (成約価格) barely exist here (6 Kutchan house sales in 2021–2025), so every figure on this page is from the buyer survey alone.
Airbnb / minpaku rules here (absentee owner, nights per year; rules checked 2026-09-27)
- Kutchan Town (Niseko Hirafu) 倶知安町: Yes. ~120 in designated residential zones; 180 in the Hirafu resort areas. 72 active minpaku registrations (2026-09-15).
- Niseko Town ニセコ町: Yes. ~120 in designated areas; 180 in most of the town. 72 active minpaku registrations (2026-09-15).
Most condo buildings ban minpaku in their bylaws, and a licence stays with the operator, not the building. Rules, registrations and upcoming changes by city →
Prices by year
Median sale price, all land & house sales, buyer survey
Median price per ㎡ of land, by type (buyer survey)
Table view: prices by year
Buyer survey (取引価格・アンケート) only. 6 closed-price (成約価格) records for 2021–2025 are left out rather than mixed in.
| Year | Sales (all types) | All-types median price | All-types ¥/㎡ |
|---|---|---|---|
| 2015 | 68 | ¥6.65m | ¥13,750 |
| 2016 | 92 | ¥7.15m | ¥17,391 |
| 2017 | 86 | ¥6.75m | ¥16,162 |
| 2018 | 66 | ¥5.00m | ¥17,444 |
| 2019 | 161 | ¥31.0m | ¥93,333 |
| 2020 | 84 | ¥8.30m | ¥23,611 |
| 2021 | 67 | ¥8.20m | ¥26,744 |
| 2022 | 59 | ¥10.0m | ¥32,292 |
| 2023 | 63 | ¥12.0m | ¥27,055 |
| 2024 | 69 | ¥14.0m | ¥25,000 |
| 2025 | 75 | ¥36.0m | ¥58,333 |
By town
2025 medians for all-types sales; change compares all-types ¥/㎡ in 2015 and 2025. Small towns have small samples; the all-types change is heavily affected by what sold. Buyer survey (取引価格・アンケート) only.
| Area | Sales 2015–2025 | Sales 2025 | Median price 2025 | Median ¥/㎡ 2025 | ¥/㎡ vs 2015 |
|---|---|---|---|---|---|
| Kutchan (倶知安町) | 660 | 55 | ¥42.0m | ¥75,000 | +426% |
| Niseko Town (ニセコ町) | 230 | 20 | ¥24.5m | ¥27,002 | +101% |
By property type, 2015–2025
Medians across all years (buyer survey, 取引価格・アンケート). The ¥/㎡ basis differs by type (floor area for condominiums, land area for houses and land), so compare ¥/㎡ only within a type. There are no resale-condominium sales in this area's data.
| Type | Sales | Median price | Median ¥/㎡ |
|---|---|---|---|
| House / building with land 宅地(土地と建物) | 359 | ¥29.0m ≈ US$184,000 | ¥67,544 per ㎡ of land area |
| Land only 宅地(土地) | 531 | ¥6.60m ≈ US$41,881 | ¥15,491 per ㎡ of land area |
| Forest land 林地 | 189 | ¥730,000 ≈ US$4,632 | ¥792 per ㎡ of land area |
| Farmland 農地 | 78 | ¥2.20m ≈ US$13,960 | ¥191 per ㎡ of land area |
Table view: ¥/㎡ by type and year
| Year | House / building with land ¥/㎡ (n) | Land only ¥/㎡ (n) |
|---|---|---|
| 2015 | ¥33,333 n=20 | ¥10,606 n=48 |
| 2016 | ¥23,375 n=38 | ¥12,121 n=54 |
| 2017 | ¥45,077 n=27 | ¥12,308 n=59 |
| 2018 | ¥28,175 n=21 | ¥11,092 n=45 |
| 2019 | ¥136,364 n=98 | ¥23,957 n=63 |
| 2020 | ¥77,273 n=18 | ¥20,303 n=66 |
| 2021 | ¥50,000 n=30 | ¥13,050 n=37 |
| 2022 | ¥37,451 n=32 | ¥27,721 n=27 |
| 2023 | ¥65,686 n=20 | ¥16,058 n=43 |
| 2024 | ¥64,971 n=24 | ¥12,444 n=45 |
| 2025 | ¥118,606 n=31 | ¥45,161 n=44 |
Where in the Niseko area: districts and stations
Most price reports stop at city or ward level. MLIT records the district and nearest station for each sale, so we can show how much prices differ within the Niseko area.
By district
Districts with at least 10 recorded land and house sales in 2015–2025, largest first. ¥/㎡ is per ㎡ of land. “Change” compares the median ¥/㎡ of 2015–2017 with 2023–2025, shown only when both periods have 10+ sales; it mixes land and houses, so read it as a rough direction. Buyer survey (取引価格・アンケート) only.
| District | Sales 2015–25 | Median ¥/㎡ 2015–25 | Median ¥/㎡ 2023–2025 | Change |
|---|---|---|---|---|
| Kutchan town centre (N/S jo grid) 市街地（北・南○条） | 480 | ¥37,500 | ¥54,293 n=102 | +171% |
| Niseko (Aza) 字ニセコ | 49 | ¥5,952 | ¥20,077 n=11 | +287% |
| Yamada 字山田 | 42 | ¥9,091 | ¥5,106 n=7 | — |
| Soga 字曽我 | 37 | ¥6,667 | ¥12,121 n=12 | — |
| Kondo 字近藤 | 35 | ¥7,442 | ¥18,182 n=9 | — |
| Kotohira 字琴平 | 34 | ¥27,000 | ¥8,571 n=6 | — |
| Fujimi 字富士見 | 30 | ¥15,823 | ¥42,857 n=8 | — |
| Arishima 字有島 | 26 | ¥22,405 | ¥30,000 n=7 | — |
| Takasago 字高砂 | 25 | ¥17,803 | ¥62,656 n=6 | — |
| Kabayama 字樺山 | 23 | ¥21,567 | ¥44,304 n=3 | — |
| Hondori 字本通 | 23 | ¥14,692 | ¥25,000 n=3 | — |
| Iwaobetsu 字岩尾別 | 13 | ¥18,750 | ¥66,449 n=4 | — |
By nearest station
Nearest stations with at least 10 recorded land and house sales in 2015–2025, largest first. ¥/㎡ is per ㎡ of land. “Change” compares the median ¥/㎡ of 2015–2017 with 2023–2025, shown only when both periods have 10+ sales; it mixes land and houses, so read it as a rough direction. Buyer survey (取引価格・アンケート) only.
| Nearest station | Sales 2015–25 | Median ¥/㎡ 2015–25 | Median ¥/㎡ 2023–2025 | Change |
|---|---|---|---|---|
| Kutchan 倶知安 | 621 | ¥31,612 | ¥45,833 n=140 | +159% |
| Niseko ニセコ | 200 | ¥11,061 | ¥20,000 n=51 | +100% |
| Hirafu 比羅夫 | 39 | ¥26,352 | ¥47,925 n=6 | — |
| Konbu 昆布 | 30 | ¥5,833 | ¥11,333 n=10 | — |
Compared with other ski areas
The same measures for each ski area, all from MLIT's buyer survey (取引価格・アンケート), so the rows are comparable with each other. “5-year change” compares the median of all land and house sales in 2018–2020 with 2023–2025 (three years each, to smooth out single-year noise), and is shown only when both windows have 20+ sales. Typical prices are 2021–2025 medians. Official land price change is the median five-year change of the benchmark points (公示地価 1 Jan 2026 / 基準地価 1 Jul 2026), which are appraisals, not sales.
| Area | Sales 2021–2025 | 5-year change, median sale | Land plot, median 2021–2025 | House, median 2021–2025 | Official land price, 5 yr |
|---|---|---|---|---|---|
| Niseko area Kutchan + Niseko Town | 333 | +38% ¥13.0m → ¥18.0m · n=311→207 | ¥9.05m ¥23,810/㎡ · n=196 | ¥30.0m n=137 | Kutchan: 公示 +37% · 基準地 +52%; Niseko Town: 基準地 +67% |
| Hakuba Hakuba Village | 288 | +186% ¥4.90m → ¥14.0m · n=186→169 | ¥6.15m ¥10,128/㎡ · n=178 | ¥23.0m n=110 | 公示 +162% · 基準地 +67% |
| Furano area Furano + Kamifurano + Nakafurano | 405 | +16% ¥5.00m → ¥5.80m · n=239→247 | ¥3.70m ¥11,304/㎡ · n=167 | ¥7.75m n=238 | Furano City: 公示 +2% · 基準地 +14% |
| Myoko, ski side nearest station Myoko-Kogen | 73 | -9% ¥4.00m → ¥3.65m · n=30→48 | ¥1.65m ¥2,406/㎡ · n=40 | ¥6.70m n=33 | resort points: Akakura +7.7% (公示); Futamata +12.0% (基準地); Sekikawa +44.7% over 3 yrs (基準地) |
| Myoko City, whole mostly downtown Arai | 344 | -10% ¥5.00m → ¥4.50m · n=184→181 | ¥3.20m ¥7,105/㎡ · n=194 | ¥7.00m n=150 | 公示 -13% · 基準地 -12% |
| Rusutsu Rusutsu Village | 13 | too few sales (13→9) | ¥1.70m ¥4,679/㎡ · n=6 | ¥5.50m n=7 | 基準地 +53% |
| Nozawa Onsen Nozawa Onsen Village | 45 | +35% ¥4.00m → ¥5.40m · n=23→30 | ¥2.40m ¥13,056/㎡ · n=24 | ¥5.50m n=21 | 公示 +70% · 基準地 +106% |
In your currency
Converted at ECB reference rates of 2026-09-25: ¥157.59 = 1 USD, ¥110.79 = 1 AUD, ¥20.09 = 1 HKD, ¥123.39 = 1 SGD. TWD, which the ECB does not publish, at the U.S. Federal Reserve H.10 rate of 2026-09-18 (via FRED): ¥4.93 = 1 TWD. The same rate is applied to every figure, so these are today's-money conversions of yen prices, not what was paid at the time. Your bank's rate and fees will differ. Buyer survey (取引価格・アンケート).
| JPY | USD | AUD | HKD | SGD | TWD | |
|---|---|---|---|---|---|---|
| Median price, 2025 (all types) | ¥36,000,000 | US$228,000 | A$325,000 | HK$1.79m | S$292,000 | NT$7.30m |
| Median ¥/㎡, 2025 | ¥58,333 | US$370 | A$527 | HK$2,903 | S$473 | NT$11,832 |
| Median price per ft², 2025 | ¥5,419 | US$34 | A$49 | HK$270 | S$44 | NT$1,099 |
Exchange rates matter as much as prices. At each year's average rate (¥121 per US$ in 2015, ¥150 in 2025), the median ¥/㎡ for all land & house sales, buyer survey went from about US$114 to US$390 per ㎡: +243% in dollar terms, against +324% in yen. Dollar-based owners who bought in 2015 have seen a smaller gain than the yen figures suggest, and dollar-based buyers today pay less in their own currency than the yen trend implies.
Read this before relying on the numbers
- No condominium sales. MLIT's data for this area contains no resale-condominium transactions at all, so the ski-area apartments and hotel-condominium units that make up much of the international market are not represented. Figures here are land, and land-with-building (houses, chalets, lodges) only.
- Hotels, lodges and ryokan can't be separated. The data has no hotel/ryokan category; any such sales are mixed into “house / building with land” or land.
- Small numbers. A few dozen sales a year means one or two unusual deals can move a median a lot. Treat single-year jumps with caution and prefer the three-year district and station figures.
- Mix effects. The all-types median moves with the share of land vs. houses sold each year; that is why we chart land and houses separately for ¥/㎡.
- Buyer-survey data only. Every figure on this page comes from MLIT's buyer survey (取引価格・アンケート). Brokers' closed prices (成約価格, published from 2021) contain almost no sales here (6 in 2021–2025), so those few records are left out rather than mixed in. Compare with the closed-price figures on our Tokyo and Kyoto pages only roughly.
- 2019 spike. In 2019 about 90 house sales were recorded in Kutchan's town centre, 50 of them in a single quarter, which lifts that year's median to a level the other years don't support. It may be a bulk sale of one development; the data doesn't say.
- Hirafu. Sales with the Niseko Hirafu (ニセコひらふ) address are rare in this data (9 in 2015–2025) and are not shown in the district table, which requires 10+ sales.
Methodology
- Data: The buyer-survey transaction prices (不動産取引価格情報), 2015Q1–2025Q4 (6 closed-price records left out) for Niseko area (Kutchan + Niseko Town) (ニセコ地域（倶知安町・ニセコ町）; municipality code 01400,01395), from the MLIT Real Estate Information Library. Fetched 2026-09-29.
- Median, not average: a few very large sales (whole buildings, development land) would distort an average.
- ¥/㎡: price divided by recorded area: floor area for condominiums, land area for land and land-with-building sales.
- Coverage: MLIT publishes prices reported through its buyer survey and, from 2021, brokers' closed prices. Here we use the survey only, selected by MLIT's price-type field (価格情報区分). It is not every sale, and prices and areas are rounded.
- Year: the quarter of the transaction recorded by MLIT, grouped by calendar year.
- “All property types” = land, land with building, and resale condominiums. Forest land and farmland are shown only in the by-type table.
- Excluded as non-market: sales flagged by MLIT as between related parties, court auctions/mediation, or purchase of adjoining land.
- Plots recorded only as “2,000㎡ or more” / “5,000㎡ or more” are counted in price medians but not in ¥/㎡.
- The latest year shown is the last complete calendar year; newer quarters are held back until the year is complete.
- Newest data available at fetch time: 2026Q1.
Official land price here (基準地価, 1 July 2026, published September 2026)
| Area | Residential median ¥/㎡ | Commercial median ¥/㎡ | 1 yr, all uses | 5 yr, all uses |
|---|---|---|---|---|
| Kutchan 倶知安町 | ¥54,000 US$343/㎡ · n=4 | ¥158,500 US$1,006/㎡ · n=2 | +10.3% n=6 | +52.5% n=6 |
| Niseko Town ニセコ町 | ¥21,500 US$136/㎡ · n=4 | ¥32,500 US$206/㎡ · n=1 | +10.8% n=5 | +66.7% n=5 |
Appraised benchmark values per ㎡ of land (as if vacant), not transaction prices, and not comparable one-to-one with the sale prices above (which include buildings and, for condos, are per ㎡ of floor area). n = sample points. Processed from MLIT National Land Numerical Information (CC BY 4.0); our medians. USD at ECB 2026-09-25. Official land prices by ward and station, 2006–2026 →
Disaster risk here (public hazard data, area level)
| Area | JMA 6-lower, 30 yr median (range) | River flood ≥0.5 m share of area | Landslide zones |
|---|---|---|---|
| Kutchan 倶知安町 | <1% (<1%–8%) | 8% | <1% |
| Niseko Town ニセコ町 | <1% (<1%–3%) | 3% | <1% |
Busiest stations on this page:
- Kutchan 倶知安: 7% (6-lower, 30 yr); ≥0.5 m river flood on 79% of the 500 m circle
- Niseko ニセコ: <1% (6-lower, 30 yr); ≥0.5 m river flood on 8% of the 500 m circle; landslide zone within 500 m
- Hirafu 比羅夫: 1% (6-lower, 30 yr); ≥0.5 m river flood on 0% of the 500 m circle; landslide zone within 500 m
Earthquake: J-SHIS 2024 (processed). Flood: MLIT maximum-scale river-flood zones; drain and sewer (内水) flooding is not included. Figures describe the area, not a building. We do not give insurance or building-inspection advice; this page summarises public data. Earthquake & flood risk by ward and station, and what the 1981 standard means →
What would a typical property here cost in total?
Taxes and fees on top of the price, and the property taxes due every year, for a typical sale in the Niseko area. Worked out with our Japan property tax & cost calculator: open it to change any assumption, add rent for yield and withholding, or a sale for capital-gains tax.
Niseko area: typical house / chalet: ¥42.0m
Price = 2025 median house-with-land buyer-survey price (取引価格・アンケート) in Niseko area (Kutchan + Niseko Town) (MLIT, n=31); land 354㎡ = price ÷ median ¥118,606/㎡ of land. Assumes: land is 38% of the price (354㎡ × 2025 median land-only ¥45,161/㎡); 120㎡ wooden house built 2005; non-resident buyer; used as a holiday / second home; city planning tax included. Note: Kutchan levies city planning tax (0.3%) in its designated zone; check the plot.
Estimates only — confirm with a licensed Japanese tax accountant (税理士). Local taxes use an assumed assessed value (land 70%, building 60% of each part of the price); the real figure is on the seller's tax bill. Last reviewed 2026-09.
Can you get a mortgage to buy in the Niseko area? It depends on your residency status: permanent residents borrow like Japanese nationals, a few banks lend to foreigners living in Japan on a visa, and buyers living abroad have only a handful of options (mostly for Taiwan and Hong Kong), usually with 30–50% down. See Japanese mortgages for foreigners: lenders by residency status (updated monthly), or estimate the monthly repayment: permanent resident · living in Japan, no PR · living abroad. We are not a lender and receive no fees from banks.
Source: MLIT Real Estate Information Library (processed by Japan House Prices). https://www.reinfolib.mlit.go.jp/ — 出典：国土交通省 不動産情報ライブラリ（https://www.reinfolib.mlit.go.jp/）のデータを加工して作成. Original content: Transaction prices (不動産取引価格情報) and contract prices (成約価格情報). We filtered, grouped and took medians of the published records; the resulting figures are our own and are not published or endorsed by MLIT (国土交通省).
Exchange rates: ECB euro foreign exchange reference rates of 2026-09-25; TWD (not published by the ECB): U.S. Federal Reserve H.10 rate via FRED, 2026-09-18. Past transaction prices do not predict future prices; this page is not a valuation, an offer of property, or investment advice. Last reviewed 2026-09.
Thinking of buying in the Niseko area?
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More price pages
Hakuba property prices · Furano property prices · Myoko property prices · Rusutsu property prices · Nozawa Onsen property prices · Central Tokyo apartment prices · Chiyoda apartment prices · Chuo apartment prices · Minato apartment prices · Shinjuku apartment prices · Shibuya apartment prices · Kyoto property prices · Tokyo price per square metre, by ward · Tokyo condo prices — monthly tracker
New to buying in Japan? Read our step-by-step guide for foreign buyers. Rules for foreign buyers are changing: see the foreign ownership rules tracker. Planning to rent it out short-term? See Airbnb (minpaku) rules by city. Need a loan? See mortgages for foreigners by residency status. Worried about earthquakes and floods? See Tokyo earthquake & flood risk by ward (with prices).